International Property

[BoHu]

As a Canadian Citizen with US Permanent Residency, if I become a property owner in Canada (becoming joint owner of family home) are there any immediate tax implications? What are the future implications?   Thank you!   🙂

[rhondaS]

Hi.  If you become joint owner of a family home in Canada you will not face any tax implications at this point.  If you decide to sell at a later day, you then would be subject to capital gains if there are any.  You would be subject to tax in both the US and Canada. 

If you paid foreign taxes on the this transaction, you will be allowed an offset for these foreign taxes on your US tax return.  If you take a foreign tax credit, your US tax liability will be reduced by the amount of taxes that you would have paid if the transaction took place in the US (see this link Claim Foreign Tax Credit). If you take a foreign tax deduction on Schedule A, you will be allowed to deduct the full amount of the foreign taxes paid but you will need to itemize (which could limit your ability to take the full deduction). The TurboTax software will help you determine which of these options will lower your overall tax liability.

Please note : If you have foreign bank accounts, you may be required to file a Report of Foreign Bank and Financial Accounts (FBAR) if are a US citizen or resident and:

1. you had a financial interest in or signature authority over at least one financial account located outside of the United States; and
2. the aggregate value of all foreign financial accounts exceeded $10,000 at any time during the calendar year reported.

To be directed to the US Treasury Government Website to prepare a Report of Foreign Bank and Financial Accounts, click FBAR (TurboTax does not support this form)

[KochuK]

Hi Bohu,

Thank you for the question.

You did not specify how you might become a joint owner of a family home, here are some scenarios:

1. via purchase as main home or second home, you can deduct mortgage interest on a foreign main home or a second home if you itemize the deductions (Schedule A). Foreign property tax is not deductible. What you pay is the cost basis in the event of future sale.

2. via gift. same comment as 1., except your cost basis is the donor's adjusted basis, if the fair market value is more than the donor's adjusted basis. Form 3520 reporting may apply. Please consult local professional.

IRS Pub 551, Basis of Assets, page 9

https://www.irs.gov/pub/irs-pdf/p551.pdf

3. via inheritance. same comment as 1.  In general, you may receive a step-up basis due to death at the date of passing. Form 3520 reporting may apply. Please consult local professional.

Hope the above helps.